816 Foxx Dr · Nixa, MO 65714

$220,000

4 bd · 4.0 ba · 1,432 sqft · MultiFamily · 48 Days on market

Built 1996 Good condition 8,712 sqft lot

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +5.6/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcome to a home that perfectly blends comfort, style, and everyday functionality--nestled in a desirable Nixa neighborhood and designed for the way you live today. This well-maintained property is one side of a thoughtfully designed duplex, offering the feel of a standalone home with the convenience of low-maintenance living. As you pull up, you're immediately greeted by inviting curb appeal and a setting that feels both peaceful and convenient. Step inside and you're welcomed by a light-filled living space where clean lines and modern touches create a warm, move-in ready atmosphere from the moment you enter. The living room flows effortlessly into the kitchen, creating an open-concept fe

Key facts

• Ample cabinetry
• Open-concept feel
• Great counter space

Tags

• LOW-MAINTENANCE LIVING
• LIGHT-FILLED LIVING SPACE
• OPEN-CONCEPT FEEL
• AMPLE CABINETRY
• GREAT COUNTER SPACE
• COMFORTABLE PRIMARY SUITE

Property features AI

Finance

• Other: Subdivision: Butterfield Place

Exterior

• Parking: 2-car garage; Driveway; Garage faces front
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income); One level
• Construction: Vinyl siding; Composition roof; Brick/mortar foundation; Built with above-grade finished living area
• Exterior features: Rain gutters; Deck; Fully fenced yard with privacy wood fencing; Corner, level lot; City street frontage (public maintained road); Has a view

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Microwave; Garbage disposal; Gas water heater
• Bedrooms: Bedrooms with walk-in closet(s)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Natural gas heating; Forced air heating
• Interior features: High-speed internet available; Tray ceilings; Walk-in closets; Insulated double-pane windows
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive. Per door: $159/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.7% in Nixa — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#68 in MO, #4,558 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Nixa Public Schools (suburban): math 66% / reading 65% proficiency, ranked #6 of 324 in MO (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Nixa Junior High (math 70% / reading 61%, grade A-, #3 of 391 statewide, top 1%, 1,067 students, 29% FRL); Nixa High (math 70% / reading 77%, grade B+, #6 of 521 statewide, top 1%, 1,957 students, 24% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 396 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 537 units permitted in Christian County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Christian County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.67% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.85×
• Total profit: $-8,945
• Equity at exit: $32,803

10-year hold

• IRR: 8.7%
• Equity multiple: 1.75×
• Total profit: $46,249
• Equity at exit: $19,022

Cash invested: $61,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 65714

• Home prices YoY: -25.0%
• Rents YoY: 5.7%
• Active inventory: 396
• Price-to-rent: 15.8×

Monthly cashflow live

• Estimated rent: $2,327 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $318

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 81%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,328
Total (2 units)			$2,327

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
652 W Brook Hollow Rd Nixa, MO	3.0	2.0	1608	$2,195	$1.37	13d	1	1.09mi
926 S Pindall Ln Nixa, MO	4.0	2.0	1861	$2,495	$1.34	13d	1	1.13mi
922 S Pindall Ln Nixa, MO	3.0	2.0	1608	$2,195	$1.37	13d	1	1.13mi
930 S Pindall Ln Nixa, MO	3.0	2.0	1608	$2,195	$1.37	13d	1	1.14mi
504 W Woodbine Rd Nixa, MO	3.0	2.0	1327	$1,625	$1.22	13d	1	1.27mi

Listing history 10 events

1. 2026-06-09
   status $220,000 Pending 48 DOM
2. 2026-06-08
   days on market $220,000 Active 48 DOM
3. 2026-06-07
   days on market $220,000 Active 47 DOM
4. 2026-06-05
   days on market $220,000 Active 44 DOM
5. 2026-06-03
   days on market $220,000 Active 43 DOM
6. 2026-06-02
   days on market $220,000 Active 42 DOM
7. 2026-06-01
   days on market $220,000 Active 41 DOM
8. 2026-05-31
   days on market $220,000 Active 40 DOM
9. 2026-05-30
   days on market $220,000 Active 39 DOM
10. 2026-04-21
    listed $235,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,924
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,234
• − Management: −$2,234
• − Depreciation: −$6,400
• Taxable income: $333
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $3,736/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, move-in ready home in a desirable Nixa neighborhood offers a blend of comfort and style with modern updates and a low-maintenance living experience.

Value-add opportunities

• Both update landscaping — enhances curb appeal and value
• Both install smart home features — increases appeal and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both update landscaping — enhances curb appeal and value ↑
• Both install smart home features — increases appeal and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Nixa Public Schools
• NCES district ID: 2922530
• Math proficiency: 66% ▲ 8.00%
• Reading proficiency: 65% ▲ 4.00%
• Median HH income: $54,073
• Composite: 56.04/100
• National rank: #1186
• State rank: #6 of 324 in MO

Livability — Nixa

• Score: 74/100
• State rank: #68
• US rank: #4558

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nixa, MO
• County: Christian County · 70,465 people
• City population: 37,013
• Metro: Springfield, MO
• Population (ZIP): 37,013
• Household income: $86,765
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 769.0

Population outlook (Christian County) Hauer SSP2

• Today (2025): 95,071 people
• By 2030: 100,379 · +5.6%
• By 2040: 109,902 · +15.6%
• By 2050: 117,487 · +23.6%
• By 2075: 130,738 · +37.5%
• By 2100: 131,730 · +38.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Asian 2% Black 1%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 2% Vietnamese 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+52.2) · D 23.3% · R 75.6% · Other 1.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -35.8pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+50.8 2016: R+54.2 2012: R+46.5 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.42%
• Current HPI: 213.8371
• Rent YoY: ▲ 5.67%
• Metro: Springfield, MO
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

1 event — show timeline

• 2026-04-21 Listed $235,000 SOMO